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HomeMy WebLinkAboutPlanning Comm Reports/1982/04/14 AGENDA City Planning Commission Chula Vista, California Wednesday, April 14, 1982 - 7:00 p.m. City Council Chambers PLEDGE OF ALLEGIANCE - SILENT PRAYER APPROVAL OF MINUTES - Meetings of March 17 and March 24, 1982 ORAL COMMUNICATIONS 1. Review of conditional use permit PCC-73-26 for amusement arcade at 1465 Melrose Avenue 2. PUBLIC HEARING: Consideration of rezoning application PCZ-82-E to change approximately 6 acres at 45 North Fourth Avenue from C-C to I-L - Title Insurance and Trust Company 3. PUBLIC HEARING: Consideration of rezoning application PCZ-82-F to change approximately 12.3 acres at the southeast corner of Industrial Boulevard and Oxford Street from C-C-P to I-L - J & J Investments 4. PUBLIC HEARING: Consideration of rezoning application PCZ-82-G to attach the "P" Precise Plan Modifying District to 29 acres of I-L zoned property and establish precise plan guidelines for 180 acres of industrial property located on both sides of Otay Valley Road east of 1-805 - City initiated DIRECTOR'S REPORT COMMISSION COMMENTS To: City Planning Commission From: D.J. Peterson, Director of Planning Subject: Staff report on agenda items for Planning Commission Meeting of April 14, 1982 1. Review of conditional use permit PCC-73-26 for amusement arcade at 1465 Melrose Avenue A. BACKGROUND 1. In December 1973 the Planning Commission conditionally approved a conditional use permit PCC-73-26, for the establishment of a Foosball (manually manipulated soccer style table game for 2 to 4 players) amusement arcade within an existing small shopping center at 1465 Melrose Avenue in the C-N zone. 2. The center was to be reviewed at the end of nine months; however, accord- ing to City records, the business was in operation for a short period of time and then closed. It remained closed until Mr. Noble Gay requested a business license to reopen the center with video games instead of the foosball games, approximately nine months ago. Since no time limitation had been placed on the conditional use permit at the time of approval, the license was approved with the stipulation that the establishment (Family Fun Center) would be subject to review at the end of nine months as originally required. That review is the subject of this item. B. RECOMMENDATION Adopt a motion allowing the continued use of the property as an amusement arcade subject to the following conditions: 1. There shall not be more than 25 games (video, pinball and foosball). 2. The hours of operation shall be between 12:00 noon and 10:00 p.m., Monday through Friday, and between 10:00 a.m. and 10:00 p.m. on Saturday and Sunday, as well as legal holidays. 3. No person under 18 years of age shall be allowed on the premises before 2:30 p.m. during normal school days. 4. No alcoholic beverages shall be permitted on the premises. 5. A bicycle rack which will accommodate a minimum of ten bicycles shall be maintained in close proximity to the entrance. 6. Any continued disturbance or problems reported to the Planning Department shall cause the conditional use permit to be reviewed by the Planning Commission for the purpose of determining whether the use should continue or if additional conditions should be established. 7. The restroom shall be available for customer use at all times during business hours. City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 2 C. DISCUSSION 1. Adjacent zoning and land uses: North R-3-G Attached housing at 17.4 DU/acre South C-N Service station East R-1 Single family homes West C-N Shopping center 2. Neighboring uses within the center: Small restaurant (freestanding building) Restaurant - Beer bar combination Ice cream parlor Amusement arcade Beauty salon Barber shop 7-Eleven Market 3. The arcade occupies approximately 1,000 square feet in a small commercial center building. A restaurant/bar, 7-Eleven market, barber shop and beauty parlor are also located within the same building. The original approval allowed for a maximum of 8 foosball games which require more room to operate than today's video games. At present count there are 18 electronic games, 3 pinball and one foosball machine in operation. A bicycle rack has been placed in front of the business in one of the parking stalls. There is a common bathroom located in the rear of the building; however, present management keeps it locked at all times, therefore, it is not available to the customers. 4. As the Commission is aware, there have been a number of requests recently to establish amusement arcades within the City of Chula Vista, some of which were proposed in neighborhood shopping centers. While there is no official regulation prohibiting these uses in the C-N zone, all of the recent requests proposed within the C-N zone have been denied. The reasons for denial have been related to anticipated problems which may be caused by the amusement arcade within a neighborhood commercial center and neighborhood opposition. 5. Inasmuch as the subject property was approved for an amusement center over nine years ago, the primary question before the Commission is whether it should be allowed to continue and if so, under what conditions. The Planning Department contacted the Police Department which indicated that this particular arcade has not been the source of problems since it reopened last summer. 6. A potential buyer for the site has an option to acquire the business and is, therefore, requesting a business license which has been held in abeyance until such time as this matter has been reviewed by the Planning Commission. The potential buyer, Mr. Broumand, has submitted a list of rules and regulations which he intends to enforce once he is in business. A copy of his letter is attached. City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 3 D. CONCLUSION The basic land use was authorized nearly nine years ago. On the basis of favorable experience over the last nine months, the use should be allowed to continue at this location. The proposed conditions of approval should ensure that the establishment will operate in a compatible manner with neighboring businesses. Hooshang Br oumand 343 S. Mollison # 37 E1 Cajon, CA. 92020 March 31 1982 Tel. (714)55~-O572 ZUPPORTING ARGBMENTS City of Chula Vista Adjustment Board: As a new owner for F~MILY A~SEMENT CENTER, located on Melrose Ave.#1465 I am going to manage the place in a way to assist the Community of Chula Vista in providing Youths with positive recreational outlets. This Center will provide a place for good, wholesome entertainment for Youths and spscially will try to encourage Adults, particularly Parents to join with their Children when they want to spend their spare time. ~rthermore to have a good Coordination with the Families, I will try to have permanent control on all customers especially on those who are under 18 and if I find it out something unusuall in their behaviors or the sum of the money which they want to spend, I will call the Parents and inform them. I proposes to avoid any potential problems by establishment of a set of Rules for the Store Attendants and Customers to follow, Which are: A - Rules and Regulations: - No Smoking - No Alcohol - ~o Loitering - No Littering - No Bare Foot - Must Wear Shirt - No One under 18 years will be allowed during School Hours and after lOp.m. B - Working Hours Tentatively Would Be: - Monday - Friday 12:O0 a.m. to lO:O0 p.m. - Saturday & Sunday lO:00 a.m. to lO:00 p.m. To meet those Rules and Regulations particularly to be sure that all commitments ~wlll be done, I am going to ru~ this business by myself and just one employee. My employee would be ~ducated person, over 30 years of age and he must be neat and clean. He v~ll work under my direct supervision and must treat all customers ~th respect while maintaining an air firmness and respon- sibilities. Surely, I will do my best to handle all complaints by myself. In addition, a cleaning service will be retained to sweep the outside of the store and par- king lot towice a week. Sincerely Yours HDoshang Broumand QUINOA ~ ST. SF A~f~a Shoping~ Center ~ Service I ~ St(~tion ORANGE ST. City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 4 2. PUBLIC HEARING: Consideration of rezonin~ application PCZ-82-E to change approximatels 6 acres at 45 North Fourth Avenue from C-C to I-L - Title Insurance and Trust Comp.ans A. BACKGROUND 1. This item involves a request to rezone approximately 6 acres located between North Fourth and North Glover Avenues, immediately north of the Department of Motor Vehicles from C-C (Central Commercial) to I-L (Limited Industrial). 2. The subject property is presently designated on the Chula Vista General Plan for "Retail Commercial" use. The Planning Commission, on March 10, 1982, recommended that the City Council approve an amendment to the General Plan changing the land use designation to "Research and Limited Industrial." The amendment is scheduled for City Council consideration on April 6, 1982. A verbal report on the City Council's action will be presented at the meeting. 3. A conditioned Negative Declaration issued on IS-82-22 on the General Plan Amendment was adopted by the Planning Commission on March 10, 1982. No further environmental review is required in connection with this application. B. RECOMMENDATION Adopt a motion recommending that the City Council approve the change of zone for the 6 acres as shown on Exhibit "A" from C-C to I-L. C. DISCUSSION 1. Adjacent zoning and land use. North I-L Light industrial South C-C Department of Motor Vehicles East MHP Mobile home park, 166 units West C-C & I-L Retail commercial and light industrial 2. Existing site characteristics. The subject property is a vacant level area consisting of four parcels. The property lies within the boundaries of the Sweetwater River flood plain and is subject to inundation. A portion of the property fronts on North Fourth and will ultimately have access from Brisbane Street, which at present is a "paper" street (dedicated but unimproved). The remainder of the property fronts on the west side of North Glover Avenue, for which the applicant will have to dedicate addi- tional right of way and install street improvements. City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 5 3. Proposed zone boundary. The applicant intends to file an adjustment plat which would consolidate the four parcels into two parcels. The smallest parcel will be located adjacent to North Fourth Avenue and will have a lot depth of 200 feet (along Brisbane Street) and a street frontage of approximately 160 feet on North Fourth. The lot depth corresponds with the lot depth of the contiguous parcel to the south. 4. Proposed development. An application for a conditional use permit to establish a distribution and warehouse facility on the proposed industrial area has been submitted by the Big Bear Markets which will be considered at a later Planning Commission meeting. Big Bear Markets has an option to purchase the property. D. DISCUSSION The subject property has been vacant for a number of years and the city has received numerous inquiries regarding industrial development on the property but none for commercial development. Due to the property's adjacency to both commercial and industrial zones, either of these zones would be appropriate. Because of the general lack of exposure to a major street (North Fourth Avenue) of the majority of the property, light industrial uses seem much more appropriate. In addition, since most light industrial uses typically generate less traffic than commercial uses, it would be more compatible with the adjacent mobile home park to the east. ~ TROtlSDALE DR. £quip. ~ I j Rental ~ PROdECT AREA c/oo,,o,~ Change,' Generol Shoe $!ore P,~RK ~~ l LOCAT08 Zone chonge C-C to I-L , 45 North Fourth City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 6 3. PUBLIC HEARING: Consideration of rezoning application PCZ-82-F to chan~e approximately 12.3 acres at the southeast corner of Industrial Boulevard and Oxford Street from C-C-P to I-L - J & J Investments A. BACKGROUND 1. The applicant has requested a change in prezoning for 12.3 acres located in the County between Palomar and Oxford Streets and immediately east of Industrial Boulevard and the MTDB right-of-way from C-C-P (Central Commercial subject to a precise plan) to I-L (Limited Industrial). 2. The subject property is presently designated on the Chula Vista General Plan for"Retait Commercial" use. On March 24, 1982 the Planning Commission recommended that the City Council approve an amendment to the General Plan changing the land use designation to "Research and Limited Industrial." The proposed amendment will be considered by the City Council on April 20, 1982. 3. A conditioned Negative Declaration issued on IS-81-21 for the previous prezoning to C-C-P was adopted by the Planning Commission on May 13, 1981. No further environmental review is required. B. RECOMMENDATION 1. Adopt a motion to readopt the Negative Declaration issued on IS-81-21. 2. Adopt a motion recommending that the City Council approve the change of prezoning for the 12.3 acres from C-C-P to I-L-P as shown on Exhibit '~A". C. DISCUSSION 1. Adjacent zoning and land use: North I-L-P and C-C Industrial and Price Club South M-52 (County) Agricultural and MTDB station East C-36 (County) Commercial (Fed Mart and Pic 'N Save) West M-52 (County MTDB right-of-way 2. Existing site characteritics. The subject property, zoned M-52 in the County (Limited Industrial),is presently vacant and level. The land has been used for agricultural purposes. 3. Proposed development The applicant has applied for building permits in the County for the develop- ment of a combination commercial and industrial complex on approximately 16 acres of land located east of Industrial Boulevard and extending north from Palomar Street to Oxford Street. The 3½ acres adjacent to Palomar Street will remain in a commercial designation with the subject 12.3 acres rezoned to I-L-P. The proposed zone boundary coincides with the areas devoted to the different land uses. City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 7 D. ANALYSIS 1. The proposed zone change would be in keeping with the proposed General Plan designation of Research and Limited Industrial recommended by the Planning Commission. The proposed land uses would also be compatible with the existing and projected land use patterns of the area. 2. The expansion of the Montgomery area's industrial property would be consistent with the economic interest of the local residents as well as the Chula Vista Planning Area as it will spur employment and encourage trade and exchange. 3. The retention of the "P" Modifying District will allow for the continued architectural~ site plan, and sign coordination control between the proposed unified development of the commercial and industrial areas. CONDITIONED ..... negative' declaration -' PROJECT NAME: Palomar Village PROJECT LOCATION: East of Industrial Blvd., between Oxford St. and Palomar St. PROJECT APPLICANT: Palomar Commercial Properties 6110 Friars Rd., Suite 205 San Diego, CA 92108 CASE NO. IS-81-21 DATE: December 23, 1980 A. Project Setting The project site consists of 16.2 acres of property located east of Industrial Blvd. between Oxford St. and Palomar St. The present use of the property is truck crop farming. The property is void of any natural or man made resources and there are no geological hazards present in the immediate vicinity. Expansive soils may be located on the project site. B. Project Description The applicant proposes to subdivide 16.2 acres of property into two lots (3.8 acres and 12.4 acres), prezone and annex the property to the City of Chula Vista and detach the area from the Montgomery Fire Protection District. Development of the property would consist of a 3.8 parcel with 38,320 sq. ft of retail floor space and the 12.4 acre parcel with 129,280 sq. ft. of industrial floor space and 12,500 sq. ft. of office floor space. Related offstreet parking spaces, street improvements and landscaping are also proposed. C. Compatibility with zonin~ and plans The proposed project will be required to meet the zoning ordinance standards and comply with the General Plan. The zoning ordinance was recently amended to provide for the retail distribution of merchandise which requires extensive floor area in the I and I-L zone subject to a Conditional Use Permit. The proposed project provides a mix of commercial and industrial uses. The inclusion of these uses will assure substantial compatibility with the retail use designation of the General Plan. D. Identification of environmental effects 1. Traffic Circulation Preliminary traffic estimates indicate that the project will cenerate approximately 5500 one-way auto trips per day city o! chula vista planning department environmental review section (2) which has the potential to reduce the service level of the two lane portion of Palomar St. (west of the project site) from a level of service (LOS) C to (LOS) E which indicates a potentially significant traffic impact. E. Mitiqation necessary to avoid significant effects The following are Engineering Dept. requirements necessary to mitigate adverse traffic circulation impacts: 1. Oxford Ave. should be constructed to accommodate two moving lanes of traffic between this project and Broadway. 2. Palomar Street must be widened to provide for four l~nes and a turn lane between Broadway and I-5. This will require some offsite improvements - the replacement or relocation of the existing railroad crossing on the north side of Palomar east of Industrial Blvd. and other minor widening. Staff will recommend to the City Council that the wideninq of Palomar Street between Industrial Blvd. and I-5 be included as a CIP project for FY81-82. 3. The engineer should be encouraged to line up a major driveway to the development from Palomar St. opposite the signalized entrace to the MTDB Trolley Station on the south side of the street. The number of driveways should on Palomar St. (4) should be reduced to 3 to minimize conflict points along this heavily used arterial street. F. Fin__di__ngs of insiqnificant effect 1. There are no significant natural or man-made resources within the project area which could be adversely effected by project implementation. 2. The proposed prezoning, annexation, detachment and development is in conformance with the General Plan and will not achieve short term to the disadvantage of long term environmental goals. 3. All potential impacts can be mitigated and none are anticipated to interact and cause any cumulative effect on the environment. 4. The project will not create any source of significant noise nor will any hazards to human beings result. (3) G. Consultation City of Chula Vista Steve Griffin, Assoc. Plnr. Duane Bazzel, Asst. Plnr. Shabda Roy, Assoc. Eng. Roger Daoust. Sr. Eng. Ted Monsell, Fire Marshal Tom Dyke, Bldg. Insp. Applicants agent - Mark Franklin Documents L6g #79-18-42, Dawat Development, Ind. (County Ne~. Dec.) public review ,~ the ChuL,t "'-- :~ 27 '. ~s_a, [anninc Dopt. , 6 4th P.~. u~ Chula Vista, CA 92010. city ol chula vista planning department EN ~ $c~oo! N A P L E HARBOR$1DE , ~rn/fur& Generel merc~ondtse ' ~O~O~O ~ r~! OXFORD ~(C C P) ' ' ' C~ope Cr~ / '- , , ~ PALOMAR ~Oxford ond Industrial B/vd, City Planning Commission Agenda Items for Meeting of April 14, 1982 Page 8 4. PUBLIC HEARING: Consideration of rezoning application PCZ-82-G to attach the ".P_" .PY~s~9..P]9~ .Mg.d_i~Y_ ~_n~_ D__i~.r~ to ?~_ a~?~s, o~ .I~_ ~9~ ~ro__~___~)~___ert and~establish, precise ~lan ~uid~lines for 180 acres of industria~ property loc~6~ 6~D~t~- -S-~-~--O~ ~'~a~' ¥~]T~ Road east of 1-805 - City initiated A. BACKGROUND 1. There are approximately 273 acres of industrially zoned property along the north side of Otay Valley Road east of 1-805 and another 5 acres on the south side in the City of Chula Vista (see exhibit "~"). The remaining area on the south side of Otay Valley Road is zoned agriculturally, either by the City of Chula Vista or by the County of San Diego. Of the 273 acres, approximately 230 are zoned I,P (General Industrial with the Precise Plan Modifying District attached), 24 acres are zoned I-L (Limited Industrial), and 19 acres zoned I-L-P (Limited Industrial with the Precise Plan Modifying District attached). The 5 acres on the south side are zoned I-L. 2. When the 230 acres were rezoned to I-P in 1973, no precise plan guidelines were established for the development of the properties in the zone. However, in 1979 the City Council adopted guidelines for the 98 acre Otay Industrial Park subdivision which is located in the northeast corner of the 230 acre I-P zone. (The development of the Otay Industrial Park was originally intended to be governed by deed restrictions and regulated by an owners association.) No guidelines were established for the remaining 132 acres. 3. The 19 acres of I-L-P zoning covers the northerly portion of three split- zoned parcels, the southerly portions of which are zoned I-L. Precise plan guide- lines have been established for the 19 acres which basically address grading, lot consolidation and setback from an earthquake fault which traverses the property on the east side of Brandywine Avenue. 4. The purpose of this hearing is to consider attaching the Precise Plan Modifying District to those properties which are not presently subject to "P" District and to establish appropriate precise plan guidelines on those properties as well as the properties which are now subject to the Precise Plan Modifying District but are without precise plan guidelines. 5. The proposed project is categorically exempt from environmental review as a Class 5 exemption. B. RECOMMENDATION Based on the findings contained in Section "D" of this report, adopt a motion recommending that the City Council enact an ordinance attaching the "P" Precise Play Modifying District to the properties on the north and south sides of Otay Valley Road east of 1-805, as shown on attached Exhibit "B", together with the following precise plan guidelines: 1. The building setback along both sides of Otay Valley Road shall be a minimum of 20 feet for single story structures or portions thereof, not exceeding 20 feet in height. Two story structures or portions thereof, exceeding 20 feet in height, shall set back a minimum of 30 feet. Page 9 City Planning Commission Agenda Items for Meeting of April 14, 1982 2. The building setback along both sides of Brandywine Avenue shall be a minimum of 20 feet. 3. The only freestanding business signs allowed shall be ground (monument) signs. Said signs shall maintain a l0 foot minimum setback from all property lines. 4. Unless jointly subdivided the two assessor's parcels (644-040-01 and -20) located on the west side of Brandywine shall either be consolidated or an industrial width road access (minimum 30' curb to curb without parking) shall be provided from Brandywine through parcel #1 to serve parcel #20. Prior to the issuance of a building permit on parcel 20, or the combined lots 1 and 20, Timber Street east of Oleander shall be completed with permanent improvements subject to the approval of the City Engineer. 5. A 125 foot wide building setback shall be maintained on each side of the centerline of the La Nacion fault unless otherwise approved by the Design Review Committee based on evidence submitted by a qualified geologist. 6. Contour grading shall be utilized in concert with landscaping and berming to buffer the adjacent residential areas from industrial uses. Industrial building heights shall be limited and set back from the residential area to insure compatibility. C. DISCUSSION 1. After many years of inactivity this industrial area is starting to show signs of developing. Besides the 98 acre Otay Industrial Park, a tentative map encompas- sing approximately 40 acres (Otay Valley Industrial Park) has been approved and is in the final map stage. Another 40 acre tentative map is presently in process (Rio Otay Industrial Park), and an industrial user (Hyspan) is planning development on 5 acres located at the northeast corner of Otay Valley Road and Brandywine Avenue in the I-L zone. 2. The following represents a number of reasons why the Precise Plan Modifying District should be attached to the abutting properties: a. Approximately 90% of the 278 acres already has the "P" district attached. Having all industrial properties in the area subject to design review and guidelines will provide a degree of consistency; b. A portion of the area is adjacent to existing single family residential areas; c. The area is adjacent to permanent open space represented by the Otay River and flood plain; d. The precise plan review and guidelines will help insure a higher quality industrial area; e. Otay Valley Road is on the freeway interchange into the city; and f. There is a possibility that a portion of the properties on the south side of the road may be designated for industrial use at some time in the future. City Planning Commission Agenda Items for Meeting of April 14~ 1982 Page l0 3. It becomes important to develop guidelines which address the aforementioned issues before the area actually begins to develop and a trend is established. The establishment of building setbacks in keeping with building scale, the elimination of freestanding pole signs, and provision for design review by the Design Review Committee represent positive steps to insure the development of a quality industrial a rea. Standard setbacks established for the two industrial zones are: Front Exterior Side I-L 20' 15' I 25' 15' The proposed guidelines suggested by the staff for this area will provide consistency with setbacks established along Otay Valley Road at 20' for one story buildings and 30' for two story, and 20' setback along Brandywine. D. FINDINGS Section 19.56.041. The '~" Modifying District may be applied to areas within the city only when one or more of the following circwnstances is evident: i. The subject property or the ne~hborhood or area in which the property is located is unique by virtue of topography, geological characteristics, access, con~g~ration, traf~c circulation, or some social or historic situation requiring special handling of the development on a precise plan basis. The subject area is adjacent to a permanent open space area and major interstate freeway. In addition, topographic and future traffic circulation require a coordinated planning effort. 2. The property or area to which the '~" Modifying District is applied is an area adjacent and contiguous to a zone allowing different land uses and the develop- ment of a precise plan will allow the area so designated to coexist between land uses which m~ht otherwise prove incompatible. The subject properties are contiguous to single family areas on the north and west. The attachment of the "P" Modifying District will permit the development of guidelines to insure compatibility between the uses. 3. The area to which the '~" Modifying District is applied consists of two or more properties under separate ownership wherein coordination regarding access, onsite circulation, site planning, building design and identification is necessary to enhance the public convenience, health, safety, and general welfare. One of the lots within the subject area is a panhandle parcel with only 13 feet of street frontage. The attachment of the "P" Modifying District will require that this property either be consolidated with adjacent properties to the east or that adequate access is provided to the major portion of the panhandle lot. Site planning and building design review by the Design Review Committee is already required for approximately 90% of the property in question. The addition of parcels presently zoned for industrial use without the "P'! Modifying District will provide consistent review and standards for the entire area.